CHOOSING a mortgage is one of the most important financial decisions you'll ever make, with the wrong decision potentially costing you thousands of pounds.

But finding the right mortgage can be daunting at the best of times - and it has got even harder since the credit crunch. For a start, 100% mortgages are no longer available and most lenders are demanding at least a 10% deposit before they will consider you. To get the very best deals, you now need a 40% deposit.

Our top tips for getting the best mortgage will help you get started:

1. Total costs: Don't just look at the headline interest rate – take into account all the fees you have to pay, and compare the total cost over the lifetime of your deal. A mortgage with a high interest rate but low fees could work out cheaper if you’ve got a smaller mortgage.

2. Early repayment charges: Avoid mortgages with early repayment charges after the initial deal has ended, so that you can switch to a better rate without charge at that point.

3. Avoid extra interest: Be wary about adding extras like mortgage fees onto your mortgage, as you will end up paying interest on them. If you can, pay these out of your savings upfront.

4. Good advice: If you decide you need advice, make sure you consult an independent mortgage adviser or broker. A good mortgage adviser will guide you through the thousands of mortgages available, and recommend the best deal for you based on a thorough exploration of your needs. However, some of the best deals are only available directly from the lender, so always do your own research before speaking to an adviser and compare these results with the recommendations your adviser gives you.

If you are looking for advice, the Which? Group offers an independent mortgage advice service that looks at every mortgage from every available lender.

To find out how we can help call 0207 138 4693, lines open Mon-Fri, 9am-5pm. To find out how the Which? Group can help you with your mort-gage, visit www.whichmortgagehelp .co.uk